123 old brompton road south kensington london sw7 old brompton road... · excellent car parking...

123 OLDBROMPTONROADSOUTHKENSINGTONLONDON SW7

PRIME CENTRAL LONDON FREEHOLD OFFICE INVESTMENT

C9094_DBA_123 BromptRd_Text only 21/6/06 14:56

123 OLD BROMPTON ROAD SOUTH KENSINGTON, LONDON SW7

Investment Summary

Purchase price in excess of £6,200,000.

Net initial yield of 5.3%.

Reversionary yield of 6.6%.

Modern office building benefiting from a high quality specification with air-conditioning.

Total net internal area of 874 sq m (9,403 sq ft).

Secure underground car parking for 11 spaces providing an excellent ratio of 1:79 sq m (1:855 sq ft).

Passing rent on the office accommodation reflects £333.56 per sq m (£30.98 per sq ft) overall.

Capital value of 7,093 per sq m (£659 per sq ft).

Secured to The Institute of Cancer Research (The Royal Cancer Hospital), a D&B 5A1 covenant,

for a further 6.75 years term certain.



Location

Located in the Royal Borough of Kensington & Chelsea, South Kensington issituated between Knightsbridge to the north east, Brompton and Belgravia tothe east, Kensington to the north whilst Chelsea and the River Thames aresituated to the south.

South Kensington comprises a mix of commercial uses and prime residentialincluding numerous embassies, ambassadors’ residences and internationalhotels. The area benefits from proximity to many of Central London’sattractions including Harrods department store, shops and restaurants on theKings Road and Brompton Cross, Kensington Gardens, Hyde Park, EarlsCourt & Olympia and museums including the Natural History, Victoria & Albertand Science Museum.

Communications

Old Brompton Road (A3218) runs parallel with Fulham Road (A308) to thesouth and Cromwell Road (A4) to the north which also provides access tothe M4 to the west. The street is bounded by Thurloe Place to the east andLillie Road to the west.

The immediate area provides good public transport facilities: SouthKensington and Gloucester Road London Underground stations both runservices on the Piccadilly, Circle and District Lines. Victoria mainline station issituated approximately 3.6 kilometres (2.0 miles) to the east providingservices to the South Coast and Gatwick Airport via the Gatwick Expresswith a journey time of 30 minutes.

Heathrow Airport is located approximately 20.8 kilometres (13.0 miles) to thewest. The Heathrow Express rail service has a journey time of 15 minutesfrom Paddington station situated 6.2 kilometres (3.9 miles) to the north ofSouth Kensington.

Old Brompton Road is served by bus routes 14, 45 and 49.

Situation

The property is prominently situated at the eastern end of Old BromptonRoad on its southern side at the junction with Roland Gardens. Theprestigious and high value residential street, The Boltons is a short distanceto the west.

Two underground stations are within easy walking distance of the property:Gloucester Road is approximately 0.5 kilometres (0.3 miles) to the north,whilst South Kensington is 0.7 kilometres (0.6 miles) to the east.

Old Brompton Road is one of London’s most fashionable retail and residentiallocations. Occupiers in close proximity include the HR Owen Ferrari andMaserati car showroom adjacent, the well regarded Lundums restaurant andthe acclaimed Blakes Hotel on Roland Gardens.

Description

The building was constructed in the 1980s of a steel and concrete frameincorporating cavity brick walls and double-glazed windows under a mansardstyle roof. The property comprises office accommodation on the raisedground and ground floors with residential accommodation on 5 upper floors.

The office accommodation benefits from excellent natural light on both floors,air conditioning, part underfloor and perimeter trunking, suspended ceilings,Category II lighting, 2 toilets (1 disabled) and a kitchen on each floor. Thereare two entrances to the raised ground floor and one entrance to the groundfloor. The layout of each floor-plate could be adapted to accommodate theinstallation of a lift.

There are a total of 26 secure underground car parking spaces providedwithin the basement of the building.


Accommodation

We have been advised that the office accommodation provides a total netinternal area of 874 sq m (9,403 sq ft) as agreed at the last rent review. Inaddition, the offices benefit from 11 car parking spaces which are located inthe basement providing a ratio of 1:79 sq m (1:855 sq ft).

Please see the tenancy and accommodation schedule.

Tenure

Freehold.

Tenancy

The total passing rent is £346,225 per annum.

£320,000 per annum is derived from the lease on the office accommodationwhich equates to £333.56 per sq m (£30.98 per sq ft) overall assuming a rentof £4,770 per annum on each of the 6 car parking spaces included within thelease to The Institute of Cancer Research (The Royal Cancer Hospital).

The residential element has been sold off on long leases.

Please see the tenancy and accommodation schedule.

Covenant

The Institute of Cancer Research (The Royal Cancer Hospital) have aDun & Bradstreet rating of 5A1 and have reported the following accounts:

Covenant Date of Turnover Pre tax Net AssetsAccounts Profit

The Institute of Cancer Research 31 July 2005 £63.6m £14.5m £123m(The Royal Cancer Hospital)

The Institute was established in 1909 to implement research into the causesof cancer and to develop new strategies for its prevention, diagnosis,treatment and cure. In conjunction with the Royal Marsden NHS FoundationTrust, The Institute forms the largest comprehensive cancer centre in Europeand is one of the leading centres in the world.

The Institute is committed to the building due to its proximity to the FulhamRoad where the Chester Beatty Laboratories (which is within the sameorganisation) and The Royal Marsden NHS Trust (a partnership trust) are both located.

Further information is available at www.icr.ac.uk.


Estimated Rental Value

The total estimated rental value of the investment is approximately £433,000per annum equating to £430.57 per sq m (£40.00 per sq ft) on the officeaccommodation, £4,770 per car parking space and £4,750 per annum onthe residential ground rent income which increases in 2010.

Recent rental evidence for offices in close proximity to the property is asfollows:

In June 2006, at 95 Cromwell Road (2nd floor), is being marketed at a rent of£450,000 per annum which equates to £484.39 per sq m (£45.00 per sq ft).We understand that the refurbished floor is shortly to be placed under offer atclose to the quoting rent.

In May 2006, at 37/39 Thurloe Street (1st to 3rd floors), Lecico UK Ltdcompleted an 8 year lease with a tenant’s break option in the 5th year at arent of £76,000 per annum which equated to £434.02 per sq m (£40.32 persq ft) overall. The tenant was granted a 1 month rent free period. Therefurbished accommodation was arranged over three floors and did notbenefit from a lift or air-conditioning.

In July 2005, at Trevor House (7th floor), 100 Brompton Road, AlliedCommercial Developments Ltd completed a 15 year lease with a tenant’sbreak option in the 10th year at a rent of £165,000 per annum whichequated to £645.86 per sq m (£60.00 per sq ft). The building was a recentGrade A development.

Freehold Capital Value

The purchase price reflects a capital value of 7,093 per sq m (£659 per sq ft),a discount to the freehold vacant possession value. We are aware of afreehold un-refurbished office building with vacant possession which sold inOctober 2005 at 56 Ennismore Gardens at a price of £5.1m reflecting£13,068 per sq m (£1,214 per sq ft).

Proposal

We have been instructed to seek offers in excess of £6,200,000 (Six Millionand Two Hundred Thousand Pounds) reflecting a net initial yield of 5.3%and a reversionary yield of 6.6% based upon costs at 5.7625%.

Value Added Tax

The property has not been elected for VAT.


Tenancy and Accommodation Schedule

FLOOR SECTOR TENANT ACCOMMODATION RENT PER ANNUM ERV PER ANNUM START REVIEW EXPIRY UNEXPIRED COMMENTS

SQ FT SQ M (PER SQ FT) (PER SQ FT) DATE (BREAK) TERM (YEARS)

Raised Ground Office Institute of Cancer Research 5,402 502 17-Feb-98 17-Feb-08 16-Feb-23 16.75 Equated rent assumes a value for the car

Ground (The Royal Cancer Hospital) 4,001 372 (17-Feb-13) parking at a rate of £4,770 per space

(17-Feb-18) per annum.

Car Parking Institute of Cancer Research 6 spaces

(The Royal Cancer Hospital)

Sub-Total 9,403 874 £320,000 £404,740

(£30.98) (£40.00)

Residential Various 22,260 2,068 £2,375 £4,750 24-Jun-85 23-Jun-10 23-Jun-2135 129 Ground rents double every 25 years.

24 apartments

Car Parking Various 5 spaces £23,850 £23,850 Let on licences.

TOTAL 31,663 2,941 £346,225 £433,340


Investment Considerations

South Kensington is an exclusive and highly affluent Central London location whilst Old Brompton Road is one of London’smost fashionable retail and residential locations providing a vibrant and cosmopolitan environment.

Well located for office occupiers being within easy walking distance of both Gloucester Road and South Kensingtonunderground stations.

Attractive and modern building providing high quality office accommodation benefiting from air-conditioning.

Excellent car parking ratio for Central London at 1:79 sq m (1:855 sq ft).

Secured to a D&B 5A1 covenant for a further 6.75 years unexpired.

The Institute is committed to the building due to its proximity to the Fulham Road where the Chester Beatty Laboratories andThe Royal Marsden NHS Trust are both located.

The passing rent on the office accommodation at only £333.56 per sq m (£30.98 per sq ft) overall is reversionary.

Attractive reversionary yield of 6.6%.

The purchase price equates to a capital value of 7,093 per sq m (£659 per sq ft), a discount to vacant possession valuebased on recent evidence at £13,068 per sq m (£1,214 per sq ft).

Each floor benefits from its own entrance and therefore could be let individually.

Opportunity to utilise the roof space or erect an additional floor, subject to the necessary consents, there is a precedent onthe opposite building - Somerset House, 121 Old Brompton Road.

Potential for change of use to residential, subject to the necessary consents. Residential values in this location are in excessof £10,764 per sq m (£1,000 per sq ft). We understand that agents are quoting prices reflecting £16,146 per sq m (£1,500 persq ft) for the penthouse apartments at Somerset House.

SUBJECT TO CONTRACT AND EXCLUDING VAT


Not to scale. For identification purposes only. This plan is based upon the Ord n a n ce Survey Map with the sanction of the co n t ro l ler of H.M. Stationery Office. Crown Copyright re s e r ve d .


Not to scale. For Indicative purposes only


MISREPRESENTATION CLAUSE

David Baroukh Associates, as sole agents, for themselves and for the Vendors or Lessors of these properties give noticethat the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and donot constitute, nor constitute part of, an offer or contract. All descriptions, dimensions, references to condition andnecessary permissions for use and occupation, and other details are given in good faith and are believed to be correctbut any intending purchasers or tenants should not rely on them as statements or representations of fact but mustsatisfy themselves by inspection or otherwise as to the correctness of each of them. No person in the employment ofDavid Baroukh Associates has any authority to make or give any representation or warranty whatever in relation tothese properties. All maps are for identification purposes only and should not be relied upon for accuracy. June 2006

Subject to Contract and Exclusive of VAT

David Baroukh Associates

6a Wimpole Street, London W1G 8AL

Telephone: 020 7323 1010

Facsimile: 020 7323 6600

David Baroukh 020 7631 2244 [email protected]

Alex Bard 020 7631 2245 [email protected]

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FURTHERINFORMATION

123 old brompton road south kensington london sw7 old brompton road... · excellent car parking...

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